PRINCIPAL GARDEN
UrbanLens Analysis
PRINCIPAL GARDEN trades at $2,163 PSF, sitting 1% below the District 03 median of $2,186 PSF. At 9 minutes from Redhill MRT (694m), transit access is passable but not a differentiator. ZYON GRAND fetches $3,046 PSF nearby -- that 29% gap frames PRINCIPAL GARDEN's relative value proposition.
A 8.1% appreciation over two years is healthy without looking frothy. 93 transactions over two years gives deep liquidity and reliable pricing signals. For context, AVENUE SOUTH RESIDENCE has lost 2.8% over the same period.
Roughly 87 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.5% tracks the RCR average of 3.5%. At $4,998/month median rent, income is market-rate -- neither a standout nor a weakness.
The 663-unit scale means deep amenities and low per-unit maintenance, but mass listings during market dips can weigh on pricing.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| ZYON GRAND | $3,046 | — | 0.0% |
| PENRITH | $2,793 | — | 0.0% |
| PROMENADE PEAK | $2,931 | — | 0.0% |
| STIRLING RESIDENCES | $2,359 | 3.6% | +5.5% |
| AVENUE SOUTH RESIDENCE | $2,282 | 3.4% | -2.8% |
PSF Trend
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